33282 N Main St · Townville, PA 16360

$99,500

4 bd · 2.0 ba · 2,184 sqft · SingleFamily · 26 Days on market

0.44 ac lot Est $94k · 6% over ↓ 17% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +7.0/10.0
• ARV discount +4.8/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here is a 4-bedroom, 2-bath home in the community of Townville. This home has unique characteristics and is welcoming new owners. Old-style workmanship, along with some modern upgrades and a solid structure add appeal which makes this a great starter home or a decent property if relocation is needed. The garage has plenty of storage space and is easily accessible from the private driveway. With the nearby area amenities and conveniently located between Meadville and Titusville, this just may be the place to call home. Schedule a showing as this is priced to sell.

Key facts

• Modern upgrades
• Private driveway
• Solid structure

Tags

• OLD-STYLE WORKMANSHIP
• MODERN UPGRADES
• SOLID STRUCTURE
• PLENTY OF STORAGE SPACE
• PRIVATE DRIVEWAY
• NEARBY AREA AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#1,010 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, commute B+; Watch: crime C-, schools D, amenities F.
• Penncrest SD (rural): math 31% / reading 50% proficiency, ranked #348 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($688 loan paydown + $4k appreciation (4.0% local appreciation)).
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $98,007 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.18%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $93,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33282 N Main St	0.00mi	4/2.0	2,184 (0%)	1mo	$93,000	$43	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.59×
• Total profit: $44,223
• Equity at exit: $50,440

10-year hold

• IRR: 26.4%
• Equity multiple: 5.07×
• Total profit: $113,438
• Equity at exit: $82,492

Cash invested: $27,860 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 16360

• Home prices YoY: 2.1%
• Active inventory: 3
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $422

Break-even live

Break-even rent $833

Max offer price $99,500

Occupancy floor 64%

Sensitivity live

Price	-10% $478	-5% $450	+0% $422	+5% $394	+10% $366
Rent	-10% $314	-5% $368	+0% $422	+5% $476	+10% $530
Rate	-1.0pp $472	-0.5pp $447	base $422	+0.5pp $396	+1.0pp $370

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-27
   status Pending
2. 2026-04-21
   price $99,500 569-char remark

   Show marketing remark (569 chars)

   Here is a 4-bedroom, 2-bath home in the community of Townville. This home has unique characteristics and is welcoming new owners. Old-style workmanship, along with some modern upgrades and a solid structure add appeal which makes this a great starter home or a decent property if relocation is needed. The garage has plenty of storage space and is easily accessible from the private driveway. With the nearby area amenities and conveniently located between Meadville and Titusville, this just may be the place to call home. Schedule a showing as this is priced to sell.

3. 2026-04-21
   price $99,500

   Show marketing remark (569 chars)

   Here is a 4-bedroom, 2-bath home in the community of Townville. This home has unique characteristics and is welcoming new owners. Old-style workmanship, along with some modern upgrades and a solid structure add appeal which makes this a great starter home or a decent property if relocation is needed. The garage has plenty of storage space and is easily accessible from the private driveway. With the nearby area amenities and conveniently located between Meadville and Titusville, this just may be the place to call home. Schedule a showing as this is priced to sell.

4. 2026-04-09
   price $105,000 569-char remark

   Show marketing remark (569 chars)

   Here is a 4-bedroom, 2-bath home in the community of Townville. This home has unique characteristics and is welcoming new owners. Old-style workmanship, along with some modern upgrades and a solid structure add appeal which makes this a great starter home or a decent property if relocation is needed. The garage has plenty of storage space and is easily accessible from the private driveway. With the nearby area amenities and conveniently located between Meadville and Titusville, this just may be the place to call home. Schedule a showing as this is priced to sell.

5. 2026-04-09
   price $105,000

   Show marketing remark (569 chars)

   Here is a 4-bedroom, 2-bath home in the community of Townville. This home has unique characteristics and is welcoming new owners. Old-style workmanship, along with some modern upgrades and a solid structure add appeal which makes this a great starter home or a decent property if relocation is needed. The garage has plenty of storage space and is easily accessible from the private driveway. With the nearby area amenities and conveniently located between Meadville and Titusville, this just may be the place to call home. Schedule a showing as this is priced to sell.

6. 2026-04-01
   listed $120,000 Active

   Show marketing remark (569 chars)

   Here is a 4-bedroom, 2-bath home in the community of Townville. This home has unique characteristics and is welcoming new owners. Old-style workmanship, along with some modern upgrades and a solid structure add appeal which makes this a great starter home or a decent property if relocation is needed. The garage has plenty of storage space and is easily accessible from the private driveway. With the nearby area amenities and conveniently located between Meadville and Titusville, this just may be the place to call home. Schedule a showing as this is priced to sell.

7. 2026-04-01
   listed $120,000 Active 569-char remark

   Show marketing remark (569 chars)

   Here is a 4-bedroom, 2-bath home in the community of Townville. This home has unique characteristics and is welcoming new owners. Old-style workmanship, along with some modern upgrades and a solid structure add appeal which makes this a great starter home or a decent property if relocation is needed. The garage has plenty of storage space and is easily accessible from the private driveway. With the nearby area amenities and conveniently located between Meadville and Titusville, this just may be the place to call home. Schedule a showing as this is priced to sell.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,136 · $95/mo
• Projected year-2 tax: $1,354 · $113/mo
• Expected delta: +$218/yr (+$18/mo · 19.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,404
• − Mortgage interest: −$5,574
• − Property taxes: −$1,136
• − Insurance: −$498
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$2,895
• Taxable income: $3,677
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $4,181/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Penncrest SD
• NCES district ID: 4218740
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $47,927
• Composite: 34.64/100
• National rank: #5146
• State rank: #348 of 539 in PA

Livability — Townville

• Score: 67/100
• State rank: #1010
• US rank: #11159

Category grades

Amenities F Commute B+ Cost of living A+ Crime C- Employment F Housing A Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Townville, PA
• Population (ZIP): 1,328

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 81,399 people
• By 2030: 77,977 · -4.2%
• By 2040: 70,659 · -13.2%
• By 2050: 63,841 · -21.6%
• By 2075: 50,198 · -38.3%
• By 2100: 37,898 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 4% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+39.2) · D 30.0% · R 69.2%
• 2008→2024 swing: -28.8pp toward R · 2008: -10.4pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+37.2 2016: R+38.5 2012: R+19.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.00%
• Current HPI: 197.8758
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

-17.1% since first listed

7 events — show timeline

• 2026-04-27 Pending — GEBOR
• 2026-04-21 Price Changed $99,500 AVBREALTORS
• 2026-04-21 Price Changed $99,500 GEBOR
• 2026-04-09 Price Changed $105,000 AVBREALTORS
• 2026-04-09 Price Changed $105,000 GEBOR
• 2026-04-01 Listed $120,000 AVBREALTORS
• 2026-04-01 Listed $120,000 GEBOR

Property tax history

+8.1%/yr

Latest (2025): $1,136 · +4.9% YoY. Source: county tax records.